Comparing building quotes: the 7 traps in the cheapest one

Three quotes on the table: €12,000, €14,500 and €19,000. The cheap one wins the vote… and ends up costing €21,000. The traps, one by one.

1. Items "not included"

The classic: scaffolding, permit fees, skip hire, protecting common areas — "not included" in the small print. Demand turnkey quotes covering everything, or with identically listed exclusions.

2. Undefined specifications

"Emulsion paint" (which one? how many coats?), "waterproofing" (which system, what guarantee?). Without brand, model and thickness there is no comparison: there is a lottery.

3. Optimistic measurements

Fewer square metres on paper = a lower price = an inevitable "extension" once work starts. Ask for itemised measurements and have the contractor verify them on site, in writing.

4. The mischievous VAT

Quotes "plus VAT" sitting next to others "VAT included". Home refurbishment can qualify for the reduced rate in certain cases: make every quote state the final total including tax.

5. No deadlines, no penalty

The "six-week" job that lasts five months. Deadline in writing and, on large works, an agreed daily penalty.

6. A vague guarantee

The legal guarantee aside, the commercial one in writing: what it covers, how many years, and who answers for it (how long has the firm existed? Is its liability insurance current? — ask for it).

7. Disproportionate advances

A reasonable deposit, yes; 50% before starting, no. Payments against certificates of work actually completed.

The method that works

One single request document for all three (scope, specifications, conditions) and a comparison table for the meeting. An hour of rigour saves thousands — and leaves minutes that are reproach-proof.